Skip to content
Landopia

Costilla County, Colorado · near Fort Garland · APN 701-06-180: The Fire Took the Shade. It Left You the Sun.

Marriott Circle, Fort Garland, CO 81133

There's no canopy left to shade a solar panel up here, which is the odd gift the 2018 Spring Fire left behind. The lot runs 2.1 acres at 9,048 feet behind the Forbes Park gate, fire-killed timber still standing and young aspen coming up gold through the grass underneath it. Power isn't at the road, so you run your own, and nobody sets a date by which you have to build. The adjoining 1.36 acres is listed on its own, so take either lot or go after both.

Nobody Up Here Sends You a Bill for the View

There's a particular kind of tired that comes from paying every month for a place you can't change. Somebody else sets the rules, the power company sets the rate, and none of it ever turns into yours. This piece of Colorado high country runs the other direction: 2.1 acres at 9,048 feet in the Sangre de Cristos, in a pocket the 2018 Spring Fire came through and the mountain has been taking back ever since.

Picture the panels going up right where the timber used to stand in their way, and a wood stove doing the whole job come January. You drop the standing dead on your own schedule and stack it, which is about the only free firewood anybody ever gets handed. Nothing runs on a meter, and nothing has to be finished by spring.

It's thirty minutes down to Fort Garland, and roughly an hour west to Alamosa when the grocery list gets serious. An hour south of the gate is San Luis, lived in since 1851, which makes it the oldest town in Colorado (Colorado itself didn't show up for another twenty-five years).

I'm not going to dance around it: this ground went through a fire. What that costs you is shade, and what it hands you is full sun and sightlines clear across the valley to the high peaks, worth a good deal more at this elevation than timber is when your power has to come off a roof (the young aspen coming up gold through the grass every fall is a bonus nobody bills you for).

Up here the weather sets the schedule and the aspen keeps its own counsel. Both of them will still be at it long after you've decided where the porch goes.

  • Open canopy since the 2018 fire, so solar actually pencils out
  • Room to spread out on 2.1 mountain acres at 9,048 feet
  • Build when you're ready, the county sets no clock on it
  • Run your own power and water, nothing tied to a meter
  • Stack the standing dead for firewood while you plan the build
  • Private gated subdivision, so traffic past you stays to owners
  • Fort Garland about 32 minutes out, Alamosa about an hour
  • Alamosa has the Walmart Supercenter for your big supply runs
  • Great Sand Dunes sits about an hour and fifteen minutes away
  • Adjoining 1.36 acres sells separately, take one lot or both

Is this your kind of land

Who this parcel suits

Good fit for

A cabin homestead with a well and septic system, nestled under Blanca Peak in a gated Colorado community with architectural oversight.

Not a fit for

Not a fit for mobile homes, RVs, tent camping, or buyers who want to skip HOA approval,this parcel requires FPLOA design review and annual dues.

On the ground

Where it sits

The red outline on the map is approximate. It is drawn from county records to show roughly where the lot sits, not a surveyed boundary.

37.505818, -105.213320
Center coordinate · drive out on weak signal
Open in Google Maps
The four corner coordinates
NW37.5058, -105.2133
NE37.5059, -105.2123
SW37.5047, -105.2133
SE37.5051, -105.2126

Corner coordinates are approximate. Verify against the recorded plat before relying on them.

The record

The facts, every one of them

Acreage
2.1 acres
Lot dimensions
286 feet (Northern Leg) x 317 feet (Eastern Leg) x 241 feet (Southern Leg) x 428 feet (Western Leg)
Subdivision
Forbes Park Land Owners Association (FPLOA)
Zoning
Estate Residential
Utilities
Off-grid. No water, power or sewer to the lot.
Terrain
Mountainous
Elevation
9,048 ft
Access †
The property can be accessed via Marriott Cir.
Flood zone
Not mapped by FEMA for this area
Wetlands
None mapped in the national wetlands inventory
Cell signal
Not confirmed. Plan for none.
Annual taxes
About $225 a year
HOA / POA
$350/year, membership is mandatory

† From county maps and records. Check with the county, or ask your Land Specialist what we have on file.

Dig deeper

Zoning & building rules: see What’s allowed here
Water & septic detail

Water: On-site: None. Options: Well or Haul. Would be a well, water haul and holding tank or other similar option

Sewer / septic: On-site: None. Options: Septic.

What’s allowed, and what it’s for

This one is a homestead first.

This is a build lot, and the fire made one part of the build easier: with the canopy opened up, a solar array has nothing standing in front of it. Costilla County zones it Estate Residential, which allows one single-family home on a land use permit, whether that is stick built, a modular on a permanent foundation, or a manufactured home from 1976 on with its HUD number and state certificate. The finished house has to run at least 600 square feet, which is what rules out a true tiny home, and mobile homes are not allowed at all. Plan on a drilled well or hauled water into a holding tank, and a county-inspected septic before the house goes up. Camping is capped short here, so this is ground you build on rather than ground you park on.

A plain-language summary of how Costilla County's Estate Residential zone reads, current to October 2026. It is not a determination of what you may do here, and it is not legal or land-use advice.

Yes, you can put up a home here and run it on your own power and water.
No mobile homes, no true tiny home under 600 square feet, and the Forbes Park committee signs off on your plans first.
Homes and dwellings
With permit
Living on the land
Restricted
Off-grid and utilities
Allowed

Costilla County decides what is allowed, not us. Confirm current rules with Planning & Zoning before you buy.

Call (719) 937-7668
Show the full breakdownHide the full breakdown
Homes and dwellings
Build a house
With permit
Allowed with a county land use permit. The home must be at least 600 sq ft with a kitchen and a bathroom.
Modular home
Allowed
Allowed on a permanent foundation and reviewed as a single family home. The 600 sq ft minimum applies.
Manufactured home
With permit
Allowed with a permit if the unit is 1976 or newer. A HUD number and a state certificate are required.
Mobile home
Not allowed
Not allowed. Forbes Park covenants bar mobile homes as a residence, whatever the age of the unit.
Tiny home
Restricted
Allowed only at 600 sq ft or larger. A smaller true tiny home does not meet the covenant.
Alternative structures
With permit
Sheds and garages are allowed, but only after the house permit is issued. Yurts and domes need commissioner approval.
Minimum dwelling
600 sq ft
600 sq ft minimum main floor, excluding porches, garages and carports.
Living on the land
Tent camping
Restricted
Three nights a month on your own lot, unless the association's architectural committee approves a longer camping permit.
Camp in RV
Restricted
An RV is not a residence here. Camping runs three nights a month unless the association permits more.
RV while building
With permit
Allowed with a permit once you have a construction permit, an approved septic and a water source. 18 months maximum.
Off-grid and utilities
Off-grid setup
Allowed
Allowed. Solar needs no land use permit, and a buried cistern is the usual water answer here.
Power nearby
No
No utility power near the parcel
Water
Well or Haul
On-site: None. Options: Well or Haul. Would be a well, water haul and holding tank or other similar option
Sewer
Septic
On-site: None. Options: Septic.
AllowedWith permitRestrictedNot allowedAsk the county
See more homestead and cabin land

What it costs

Pricing & owner financing

Claim it today
$500
down + doc fee
Down payment$250
Doc fee$250
To claim today$500
$205/mo · 72 months
Note maintenance fee$12/mo
Property taxes, prorated$19/mo
Billed monthly$236
Total price$15,010

Pay it off early, any time, with no penalty.

No bank, no credit check. How it works
Clean title. Warranty deed in your name at payoff.
Taxes current.
Pay by card, debit, or USDC crypto.

Claiming holds this parcel for you. Your contracts arrive by email within one business day, and your first 100 days are covered by the Peace‑of‑Mind Guarantee.

Listing IDCOCOS-00665

Before you buy

Want to see it first?

Plenty of folks claim sight unseen, and plenty like to walk the corners before they decide. If that is you, we will text you a one-page field guide to take along.

Driving in

  1. Start in the nearest town
    Fort Garland, Costilla County
  2. GPS to the parcel center
    37.505818, -105.213320
  3. Look for the road access
    Dirt road frontage · check the corners on the plat before you park

Before you leave town

  • Bring water and layers
    Cell service can drop past the nearest town. Plan for a round-trip without it.
  • Save the corners offline
    Copy the four corner coordinates before you head out.

The guide has the boundary map, the drive in, and county contacts. One text, no follow-up spam. Reply STOP to opt out.

View it here instead
From Landopia buyers

Good words from good people

Buying land online for the first time I was very wary of getting scammed. I double-checked Erik's business information and he was very helpful through the whole process at reassuring me. I'm already asking about more…

Alan L.

Purchased in Hastings, FL

Homestead & Cabin

Maria was awesome to work with. She responded quickly to emails and phone calls. Definitely recommend getting your property through her. She's always happy to help!

Kemonte M.

Purchased in Sierra Blanca, TX

Homestead & Cabin

Larry was amazingly quick to respond to my request - on Memorial Day weekend no less! He walked me through the purchasing process and paperwork, making the entire process painless and easy. I am very satisfied with his…

Roy W.

Purchased in Bonanza, OR

Homestead & Cabin
Read more from our buyers

The Buyers List

See new land before it goes public.

New parcels come in all the time, and the good ones move fast. Join the Buyers List and we will send you a note when land that fits hits the site. A short welcome series, then new land as it comes in. Unsubscribe anytime.

One email at a time. Unsubscribe whenever you like, and we never share your address.

What you get

  • First look at new parcels
    Before they reach the public listings.
  • New land, as it lands
    Deals and new parcels, not filler.
  • A real Land Specialist
    Someone follows up personally if you ask.

Claim your ground

Go ahead and make these 2.1 acres yours.

Reserve it online in a few minutes with $250 down and a $250 doc fee, or ask a Land Specialist first. No bank, no credit check, and the deed in your name at payoff.

Claiming holds this parcel for you. Your contracts arrive by email within one business day, and your first 100 days are covered by the Peace‑of‑Mind Guarantee.

$250 down + $250 doc fee, then $205/mo

Real deeds, real people, 2,000+ families served.

Not ready? Ask first.

A Land Specialist who knows this parcel will get back to you, usually same day. No pressure, no script.

More like this one

Similar parcels worth the drive

$500 to claim
$250 down + $250 doc · $205/mo
Claim this Land